I opted for a Chigwell based solicitor for our conveyancing in Chigwell yesterday. Upon checking the official terms of business I noteI am responsible for charges even if our purchase doesn't happen. Should I ditch them and instruct a web based firm advertising no-sale-no-fee conveyancing in Chigwell?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will generally be higher to cover the cases that abort. Please beware that such promotions generally do not cover disbursements such as Chigwell conveyancing search expenses.
Please explain the implications if my lawyer’s firm is expelled from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Chigwell?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
When it comes to lenders such as HSBC, do Chigwell lawyers have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Does a directory service exist listing UBS panel conveyancers in Chigwell on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings open the public over the internet. If you are seeking to appoint a Chigwell lawyer on the UBS please use our facility.
We previously instructed conveyancing lawyers locally in Chigwell on the Yorkshire BS solicitor panel. They are now charging me a supplemental fee for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee set by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. The charge is not dictated by Yorkshire BS but by your Chigwell conveyancer. Plenty of firms on the Yorkshire BS panel will levy an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
Due to the input of my in-laws I had a survey completed on a house in Chigwell prior to retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some lenders may not grant a loan on this type of home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Chigwell. Conveyancing may be slightly more expensive based on your lender's requirements.
How can the Landlord & Tenant Act 1954 affect my business premises in Chigwell and how can you help?
The particular law that you refer to gives protection to business lessees, granting the legal entitlement to apply to court for a renewal lease and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Chigwell is one of our many areas of the UK in which our lawyers are located